Clearlake planning commission approves mixed-use J & S Market with drive‑through and two apartments

The Clearlake Planning Commission voted to approve a conditional use permit, design review and categorical exemption for a mixed‑use redevelopment of the existing J & S Market at 6653 and 6673 Old Highway 53.

City planning staff described the project as a conversion of an existing market on roughly 0.8 acres into a mixed retail and service center with a convenience market, laundromat with water purification, deli, ice cream parlor and pizzeria, on‑site alcohol sales, a drive‑through and two residential units above the store. Staff noted the proposal includes a six‑foot CMU wall to mitigate noise for nearby residences and recommended approval. "It is a market, it's approximately 0.8 acres in size," staff said during the presentation.

Commissioners asked for details about the drive‑through and parking. Commissioner Stewart said she was concerned about whether the drive‑through window location would block laundromat parking and asked the applicant to clarify where queueing would end; staff pointed to the retail/services area on the site plan and said the driveway entrances were designed to function as both entrances and exits. Architect Wafaa Al Mohammed, representing the applicant, confirmed the drive‑through "will be for the deli, ice cream and pizza" operations.

The code recommends a minimum stacking distance of 114 feet for drive‑throughs; the project proposes 90 feet. City staff said the city engineer reviewed the design and staff believes the proposal meets the intent of the requirement, and staff recommended approval. Neighbors raised parking and circulation concerns during public comment, questioning whether upstairs residential tenants would have adequate or covered parking and asking about pedestrian and vehicle flow through the compact site.

Commissioner (speaker 12) moved to adopt Resolution PC 2022‑12 approving the CUP, design review and categorical exemption for the two‑parcel project; Commissioner Williams seconded. The commission voted in favor and the resolution passed.

Planning staff said the project must comply with the Oak Heritage Protection Ordinance and obtain required tree removal permits; staff also said applicants must finalize landscaping plans to reconcile whether four or five oak trees will be replaced on site. The project will proceed with the conditions and mitigation spelled out in the staff report as part of development review and permits.

The commission then moved on to the next agenda item.